Blk 226 Bishan St 23
Project page · 99-year lease from 1992
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 226 | 10 TO 12 | 102 sqm | S$828,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| Apr 2026 | Blk 226 | 01 TO 03 | 105 sqm | S$788,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Apr 2026 | Blk 226 | 10 TO 12 | 102 sqm | S$838,000 | S$8,216 psm | ×1.000 | S$8,216 psm |
How accurate is this estimate for Bishan St 23?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 50 sales in Bishan St 23 since.
- Median error
- 4.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.21% gross yield
S$44,400 of rent a year against the estimate above · 1.48 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 55 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 225 | 4 ROOM | S$3,900 |
| Sept 2026 | 206 | 4 ROOM | S$3,800 |
| Sept 2026 | 229 | 4 ROOM | S$3,750 |
| Sept 2026 | 209 | 4 ROOM | S$3,555 |
| Sept 2026 | 221 | 4 ROOM | S$3,500 |
| Sept 2026 | 229 | 4 ROOM | S$3,450 |
| Aug 2026 | 229 | 4 ROOM | S$4,000 |
| Aug 2026 | 226 | 4 ROOM | S$3,950 |
median of 55 HDB rental approvals for 4 ROOM on Bishan St 23 since 2025-10.
Buying or selling at S$852,353?
Buying: Stamp duty on S$852,353 · Cash and CPF needed on S$852,353 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$852,353.
Each opens with this figure filled in; change anything there.
Primary schools near 226 Bishan St 23
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Catholic High School (boys) · 323 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 672 m
- Teck Ghee Primary School · 792 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,144 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,384 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,468 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,498 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,807 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,854 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 226 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 102 sqm | S$838,000 | S$8,216 psm |
| Apr 2026 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 105 sqm | S$788,000 | S$7,505 psm |
| Apr 2026 | Blk 226 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 102 sqm | S$828,000 | S$8,118 psm |
| Sept 2025 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 116 sqm | S$886,000 | S$7,638 psm |
| Apr 2025 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 117 sqm | S$825,000 | S$7,051 psm |
| Jan 2025 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 105 sqm | S$761,000 | S$7,248 psm |
| Aug 2024 | Blk 226 · 5 ROOM · 13 TO 15 · Model A · 67 years left | 135 sqm | S$1,038,000 | S$7,689 psm |
| Oct 2023 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 68 years left | 105 sqm | S$688,000 | S$6,552 psm |
| Jul 2023 | Blk 226 · 5 ROOM · 10 TO 12 · Model A · 68 years left | 139 sqm | S$972,000 | S$6,993 psm |
| Jan 2023 | Blk 226 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 105 sqm | S$738,000 | S$7,029 psm |
| Jan 2023 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 68 years left | 105 sqm | S$645,000 | S$6,143 psm |
| Jun 2022 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 117 sqm | S$645,000 | S$5,513 psm |
| Apr 2022 | Blk 226 · 4 ROOM · 10 TO 12 · Model A · 69 years left | 102 sqm | S$600,000 | S$5,882 psm |
| Nov 2021 | Blk 226 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 102 sqm | S$640,000 | S$6,275 psm |
| Nov 2021 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 113 sqm | S$620,000 | S$5,487 psm |
| Oct 2021 | Blk 226 · 5 ROOM · 16 TO 18 · Model A · 70 years left | 135 sqm | S$888,000 | S$6,578 psm |
Showing 16 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 226 · 4 ROOM | S$3,950 | — |
| Jan 2026 | Blk 226 · 4 ROOM | S$3,900 | — |
| Dec 2025 | Blk 226 · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 226 · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 226 · 4 ROOM | S$3,950 | — |
| Jul 2025 | Blk 226 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 226 · 5 ROOM | S$3,000 | — |
| Apr 2025 | Blk 226 · 4 ROOM | S$3,700 | — |
| Jan 2025 | Blk 226 · 4 ROOM | S$3,800 | — |
| Oct 2024 | Blk 226 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 226 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 226 · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 226 · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 226 · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 226 · 5 ROOM | S$3,000 | — |
| Mar 2023 | Blk 226 · 4 ROOM | S$2,500 | — |
| Jan 2023 | Blk 226 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 226 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 226 · 4 ROOM | S$4,200 | — |
| Oct 2022 | Blk 226 · 4 ROOM | S$3,500 | — |
| Aug 2022 | Blk 226 · 4 ROOM | S$3,300 | — |
| Nov 2021 | Blk 226 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 226 · 4 ROOM | S$2,800 | — |
| Jun 2021 | Blk 226 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 226 · 4 ROOM | S$2,650 | — |
| Feb 2021 | Blk 226 · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 226 · 4 ROOM | S$2,500 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 64 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 59 years | S$822,346 | S$907,937 | S$983,313 | S$1,000,510 |
| 10 years | 54 years | S$785,009 | S$956,921 | S$1,122,402 | S$1,162,005 |
| 20 years | 44 years | S$702,040 | S$1,043,194 | S$1,435,192 | S$1,538,256 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.